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Cougar 98616

ZIP codeThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.WashingtonSeller's market
Market temperatureA 0 to 100 score comparing this area with every similar area nationwide each month. 0 is the strongest buyer's market, 100 the strongest seller's market.Seller's market · 66
Buyer's marketBalancedSeller's market
$219K
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
5
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$358K
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Apr 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Market temperature (0–100)How the 0 to 100 market score moved over time. It blends price growth, sales pace, how often homes change hands, and seller profits.Temperature
20172018201920202022202320252026
Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
20172018201920202022202320252026
Growth (year over year)How much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.PriceSales
20172018201920202022202320252026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
20172018201920202022202320252026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
20172018201920202022202320252026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
20172018201920202022202320252026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
20172018201920202022202320252026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
20172018201920202022202320252026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
20172018201920202022202320252026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
20172018201920202022202320252026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
20172018201920202022202320252026

Housing Stock

HomesHow many homes we have records for in this area.151
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$358K
Median sizeThe middle home size here, measured in square feet.1,204 ft²
Median bedroomsThe middle bedroom count for homes here.2
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1985
Single familyThe share of homes here that are single-family houses.57%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.74%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.0%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.18%
Company ownedThe share of homes owned by a company or trust instead of a person.15%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.26%
Typical ownership tenureHow long the typical owner here has held their home.8.2 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.173
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.107
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.165

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.78%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.9.7%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.21%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.19
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.11 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$85K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$91K
Average tempThe average temperature here across a full year.45°F
Annual precipHow much rain and melted snow falls here in a typical year.181 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.35%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all ZIP codes nationally.

How Cougar 98616 compares

By median home value, Cougar 98616 is the 7th most expensive of 10 ZIP codes in Cowlitz County, and its typical home is worth more than 42% of all homes in Cowlitz County.

Home values in Cougar 98616

Share of homes at each estimated value.

Median
$193K$989K
ZIP codes in Cowlitz County ranked by median home value
#Cowlitz CountyMedian valueHomes
1Ariel 98603$592K650
2Woodland 98674$576K5,019
3Kalama 98625$521K3,279
4Toutle 98649$487K526
5Silverlake 98645$458K810
6Castle Rock 98611$432K4,455
7Cougar 98616$358K151
8Longview 98632$349K17,128
9Kelso 98626$348K9,090
10Ryderwood 98581$225K301

About the Cougar 98616 market

What is the median home price in Cougar 98616, WA?

The median sale price in Cougar 98616, WA is $219,000 (data through April 2026), based on deeds recorded with the county.

How many homes sell in Cougar 98616, WA each year?

5 homes sold in Cougar 98616, WA over the last 12 months (data through April 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

Is Cougar 98616, WA a buyer's or seller's market?

Cougar 98616, WA is currently a seller's market, scoring 66 out of 100 on TopHap's market temperature index (data through April 2026). The score weighs sales velocity and price direction; above 60 favours sellers, below 40 favours buyers.

How many homes are there in Cougar 98616, WA?

Cougar 98616, WA contains 151 residential properties, with a median of 1,204 square feet, 2 bedrooms, built around 1985. The median TopHap Estimate is $358K.

How does Cougar 98616, WA compare to the rest of Cowlitz County?

By median home value, Cougar 98616, WA is the 7th most expensive of 10 ZIP codes in Cowlitz County. Its typical home is worth more than 42% of all homes in Cowlitz County. Castle Rock 98611 ranks just above it and Longview 98632 just below. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in Cougar 98616, WA?

18% of homes in Cougar 98616, WA are owner-occupied. 15% are held by a company rather than an individual.

How much equity do owners in Cougar 98616, WA hold?

74% of mortgaged homes in Cougar 98616, WA are equity-rich, meaning the loan balance is under half the home's value. 0.0% owe more than the home is worth.

Nearby markets

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